Individually Owned Property summary
AI-generated overview
This exceptional 4.64-acre commercial land parcel is strategically located on Ware Road in McAllen, Texas, boasting significant frontage. The property's previous use as the McAllen Parks and Recreation Office provides a solid foundation for redevelopment or repurposing. Its prime location offers unparalleled visibility and accessibility, situated in close proximity to the McAllen Convention Center and the vibrant Las Palmas Shopping Area. This bustling area is home to numerous hotels and restaurants, ensuring high traffic volume and a strong customer base for any commercial venture. The 78501 zip code further underscores the desirability of this location. The expansive lot size presents a unique opportunity for developers seeking to capitalize on the area's growth and demand for commercial space. This property is ideal for a wide range of commercial uses, offering significant potential for return on investment. With its excellent location, ample space, and high visibility, this land parcel represents a rare opportunity to establish a thriving business in a thriving McAllen market. The property is priced at $2,600,000.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1990
Total area
7,140 SF
Lot
4.64 ac (202,118 SF)
Zoning code
PS
APN
W4330-00-000-0001-00
UPID
US82-3311005
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Park
-
City Park Park
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.09M
Blend (final)
Blend
$1.05M
Owner & transaction history
Zoning & alternative use
PS · Mcallen, TX
Top alternative use upside
Auto repair, garage
$985,000
+30.5%
Commercial (general)
$800,000
+5.8%
Restaurant
$790,000
+4.8%
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
6 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.05M
Value range
$945k – $1.16M
±10% around blend
Estimated value / SF
$147 / SF
Confidence
Property data
88
Comparable evidence
60
$945k
blend $1.05M
$1.16M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
7,140 SF
Lot area
4.64 ac
Year built
1990
Stories
1
APN
W4330-00-000-0001-00
Zoning
PS
Assessed value
$2,160,300
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$1.09M
Range $423k – $1.09M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.05M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Alternative use screening
Partial preview
Top alternative use
Auto Repair, Garage
Gross theoretical uplift
+31%
vs current-use indication
Commercial (general)
Restaurant
Office Building · current use
Medical Building
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
7
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$2.16M
Move the market yield to see immediate price impact.
Value / SF
$303
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$136k
$2.72M
$1.94M
$1.51M
$151k
$3.02M
$2.16M
$1.68M
$166k
$3.33M
$2.38M
$1.85M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Assessed value
$2,160,300
Assessed 2023
Previous assessed
$2,160,300
+0.0% YoY
Assessed land
$1,616,947
Assessed improvement
$543,353
Land market value
$1,616,947
Improvement market value
$543,353
Total market value
$2,160,300
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1990
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
7,140 SF
Lot
4.64 ac (202,118 SF)
Zoning code
PS
APN
W4330-00-000-0001-00
UPID
US82-3311005
Jurisdiction
HIDALGO
Zoning & alternative use
PS · Mcallen, TXZoning PS · permitted uses
PS · Mcallen, TX
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1990
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
4.64 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
PS
Jurisdiction
Mcallen, TX
Recorded code
PS
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for PS in Mcallen, TX.
What opens after registration
Zoning profile
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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